Microsoft Smart Buildings White Paper


Published on

Buildings are the largest contributor to
global carbon emissions, accounting
for about 40 percent of the world’s
total carbon footprint. Read this white paper to find out how how building owners, operators and occupants can achieve
significant energy and cost savings through the use of smart building solutions.

Published in: Technology, Business

Microsoft Smart Buildings White Paper

  1. 1. Energy-Smart BuildingsDemonstrating how information technologycan cut energy use and costs of realestate portfolios
  2. 2. 2
  3. 3. ContentsExecutive Summary 4Introduction: the case for smart buildings 6Case study: smart buildings at Microsoft 10Future smart building opportunities 18Conclusion 20Appendix 22 3
  4. 4. 1Executive SummaryInformation Technology US$100 billion on energy for they do not use this data more(IT) enables unprecedented their offices every year. In holistically to optimize theirefficiencies for businesses. Asia, economic growth and a infrastructure. By applyingPowerful analytics are helping gradual shift toward service- analytics to make buildingsfirms better manage supply based economies will expand smart (or energy-smart, to bechains, improve resource the need for commercial more specific), companies canallocation, detect fraud and buildings significantly save billions and significantlyoptimize many core business over the coming years. reduce environmental impact.functions. The real estate This provides scope for This report, authored inportfolio is no exception. substantial cost savings. For collaboration betweenWorldwide, buildings account the US, estimates predict that Microsoft, Accenture and thefor about 40 percent of total smarter buildings could save Lawrence Berkeley Nationalenergy consumption and US$20-25 billion in annual Laboratory, examines howcontribute a corresponding energy costs. This opportunity building owners, operatorspercentage to overall carbon is largely untapped today, as and occupants can achieveemissions. Buildings used by many building owners and significant energy and costbusinesses and public service operators are not yet aware of savings through the use oforganizations make up a large how data-driven optimizations smart building solutions. Itpart of this footprint, whether can reduce energy consumption. is based on insights from athey are office buildings, Buildings may be equipped detailed case study of a smartretail stores, hotels, schools with hundreds of sensors and building pilot program beingor hospitals. In the US alone, controls, but companies are conducted by Microsoft at itsbusinesses spend about leaving money on the table if corporate headquarters’ campus.4
  5. 5. What was done? the ability to continuously identify an engineer’s day-to-day productivity issues and optimize the performance with better real-time information andThe pilot program by Microsoft’s of building equipment is expected to access to data, while also providing aReal Estate & Facilities organization deliver annual savings of more than strong toolset for deeper analysis.evaluated smart building applications one million dollars. Furthermore, asfrom three vendors across 13 • Centralize monitoring operations: building engineers can analyze databuildings within the company’s main A centralized operations center can collected over time and occupants118-building campus. In essence, effectively monitor building conditions become more aware of individualthese applications added an analytical across a campus or multi-site portfolio energy use, Microsoft hopes to savelayer on top of existing building and communicate directly with several million dollars by optimizingmanagement systems, without the building engineers. base load (from building systemsneed to replace existing infrastructure. directly controlled by the building • Engage the organization: Greater engineers) and by reducing plug load awareness of energy use andThis new layer enables Microsoft to (from devices used by occupants) benchmarks, displayed via dashboardsaggregate and analyze its building across its building portfolio. on the intranet or in hallways, candata to generate actionable insights encourage employees and businessthat save energy and cut costs. In itsinitial stage, the program addresses How can others leaders to save energy, reducing overall consumption and cost in three replicate this? • Avoid disruptive change: Existingspecific ways: Microsoft’s pilot program building management systems do not• Fault detection and diagnosis demonstrates how corporate real need to be replaced. By deploying anto enable timely and targeted estate organizations can collaborate analytics layer on top of these systems,interventions in cases of faulty or successfully with IT, putting smart prior investments can be significantlyunder-performing building equipment. building technology to use in cutting enhanced with minimal capital• Alarm management to prioritize costs and securing environmental expenditure. Engineers can adopt newthe many notifications generated by benefits. Its experience has helped tools while still working directly withexisting building systems and point define a set of key design principles more familiar systems. Strong cross-engineers to the most impactful issues. that can be used in any such rollout. organizational project management These are outlined in more detail in and a tailored change management• Energy management through this report, in summary they include: approach are key to success.systematic tracking and optimizationof building energy consumption • Identify, collect and aggregateand performance over time, relevant data: This involves settingwhile changing the behavior of up automated aggregation of building,building occupants with visual weather, utility and organizationaldashboards and benchmarks. data from building systems and other sources to feed into the smart building solution. Cloud computing, combinedWhat was achieved? with on-site building managementMicrosoft’s experience thus far technology, can provide a powerfuldemonstrates that a smart building platform to gather, store, exchange,solution can be established with an and process diverse datasets in aupfront investment of less than 10 secure and scalable way.percent of annual energy expenditure, • Employ industry-leading analyticswith an expected payback period of to identify savings: The core of theless than two years.1 By collecting smart building solution is the analyticsand analyzing millions of data points engine consisting of rules and(samples) per day, the company has algorithms that identify and prioritizebeen able to embark on multiple interventions to maximize savings.improvements that are reshaping Vendors differ in their approachesthe way its buildings are managed. and capabilities and should thus beMicrosoft’s building engineers evaluated thoroughly.have become far more productive: • Present results in a consumableinstead of “walking around” to find and actionable form: The userissues, they’re now “walking to” the experience needs to strike the rightproblems that have the greatest balance between ease of use andimpact on cost or comfort. By itself, flexibility. Solutions need to improve 5
  6. 6. 2Introduction:The case for smart buildings6
  7. 7. 2.1 Building efficiency infrastructure runs more efficiently • HVAC and lighting systems running requires minimal capital investment at full capacity during periods whenmeets information and results in little or no disruption buildings are largely for occupants. From an economic In recent decades, most commercial standpoint, this should make it theBuildings are the largest contributor to preferred starting point buildings have been equipped with anglobal carbon emissions, accounting for increased energy efficiency in a real increasing number of sensors, controlsfor about 40 percent of the world’s estate portfolio. and other devices. Modern buildingstotal carbon footprint.2 In developed have built-in control systems, referred tocountries, commercial buildings alone Analytics software can help detect as building management systems (BMS)represent close to 20 percent, about and address numerous sources of waste, or building automation systems (BAS),half of the total.3 Commercial buildings such as: allowing building engineers, facilityare also costly. After salaries, buildings managers and real estate management • HVAC (heating, ventilation, andare one of the biggest operational to control their infrastructure. air conditioning) equipment that isexpenses for organizations. Energy simultaneously heating and cooling a In this model, disparate buildingplays a significant part in this.4 A more given space due to a failed sensor or management systems and controlefficient building portfolio can improve other fault. panels are the access points to observethe value of real estate assets, help the and manage building equipment, asbottom line, cut emissions, and bolster • Technicians dealing with low priority illustrated in Figure 1 (left side). Bythe corporate image. or false alerts about building anomalies, introducing a smart building solution while the notification system fails toExecutives have different choices to that provides an additional analytics highlight more impactful issues.reduce the energy consumption of their layer (right side), a single data repositorybuilding portfolio. Buildings can be • Default configurations for all systems for all buildings is created and engineersdesigned more efficiently at the outset, and pieces of equipment, meaning they are equipped with a powerful toolset tobut these opportunities are obviously run at suboptimal set points and are analyze data. In addition, this provides alimited. For existing infrastructure, rarely updated after initial configuration. foundation for tighter integration withthe primary focus has usually been on a smart utility grid that manages energy • Lack of visibility and attention toretrofitting projects, which are often supply and demand dynamically on a energy waste on the part of occupantscapital-intensive and disruptive to local or regional level. and building engineers.operations. But using software to ensureFigure 1: Building management: traditional approach (left) vs. smart building approach (right) Building Building Operations Building Building Engineer Engineer Center Engineer Engineer Smart Building Solution – Analytical LayerBMS A: Building 1, Building 2 BMS B: Building 3, Building 4 BMS A: Building 1, Building 2 BMS B: Building 3, Building 4Equipment 1 Equipment 1 Equipment 1 Equipment 1Equipment 2 Equipment 2 Equipment 2 Equipment 2Equipment 3 Equipment 3 Equipment 3 Equipment 3Equipment 4 Equipment 4 Equipment 4 Equipment 4 BMS A BMS B Panels BMS A BMS B Panels Building 1 Building 2 Building 3 Building 4 Building 5 Building 1 Building 2 Building 3 Building 4 Building 5* BMS = Building Management System 7
  8. 8. Figure 2: Basic smart building program components Fault Detection and Diagnosis Continuous Commissioning Alarm Management Prioritization of Notifications Save Energy and Focus Resources Building Base Load Analysis and Optimization Energy Management Plug Load Benchmarking and Dashboarding2.2 How analytics can cut interventions from the perspective of have successfully transitioned to occupant comfort, energy consumption, continuous commissioning, whereenergy waste cost and business impact. building maintenance is conducted• Fault detection and diagnosis: whenever the analytics engine detects a • Energy management: Smart buildingThrough sophisticated fault detection fault, rather than on recurring multiple- solutions are able to centralize andand diagnosis rules, issues with year cycles that rely on spot checks. correlate data from building systems,building equipment across an corporate data warehouses, and external One example, featured in a study by theentire real estate portfolio can sources, such as utilities and weather Lawrence Berkeley National Laboratory,be automatically identified and data feeds. Through analytics tools, comes from Sysco, a US$37bn foodprioritized for building engineers. building engineers can find anomalies services company with over 140Conducting equipment maintenance and manage energy use holistically. facilities across North America. Duringon a continuous basis – so-called Likewise, employees can be encouraged a three-year energy efficiency programcontinuous commissioning – avoids to save energy through information launched in 2005-06,5 the companywaste and dramatically improves sharing in the form of dashboards, as used analytics as a critical componentresource allocation. Engineers do not well as energy benchmarks that create in cutting its portfolio energy use by 28have to walk around looking for issues internal competition. percent—a monthly saving of 18 millionand money is spent where it is most Microsoft’s case study described in this kWh. Importantly, the first 18 percentneeded. This also frees up engineers’ report highlights the improvements savings came from low or no cost fixes,time to address issues with smaller made from each of these. with only the latter 10 percent requiringsubsystems, which can add up to a capital investment and upgrades.large potential savings opportunity.• Alarm management: By prioritizing 2.3 Successes in the Another study by the Berkeley Lab6and structuring the numerous corporate environment benchmarked the impact of continuous,notifications generated by building or monitoring-based, commissioningsystems, a smart building solution so far across 24 buildings, showing averagefocuses engineers’ attention on Smart building programs are emerging energy savings of 10 percent, with asthe most critical events. They can as an effective solution for companies much as 25 percent in some cases.concentrate on urgent and impactful to save energy. Some early adopters8
  9. 9. In its work with corporate clients, established, which can complicate the • Organizational support andAccenture’s smart buildings practice7 data exchange and delay the rollout. change management: Implementingobserves that deployments usually pay Data volumes can be significant and a smart building program can takeback in 18-24 months, with energy can conflict with available capacities several months and relies on manysavings in the 10-30 percent range. In for extraction, transfer, storage and stakeholders. One particular challengemarkets where energy management is processing. is the need for full commitmentencouraged through policy incentives, and close collaboration between all • Depth and breadth of availablethe business case for deploying a smart stakeholders – executives, building data: A second issue is collecting databuilding solution can be even better. engineers, IT staff and external vendors. that is sufficiently granular, both in Engineers can be faced with conflicting quality and quantity. Firms need to2.4 Inhibitors to smart ensure that all relevant equipment is workloads from both old and new responsibilities, which can inhibitbuilding adoption networked and sends regular updates uptake and delay payback periods. (e.g. in five-minute increments).Despite such benefits, corporate uptake Contextual information is also needed. • Budget challenges: Although theof smart building implementations has For example, air conditioning usage cost of implementing a smart buildingremained relatively limited to date. needs to be mapped against weather solution can be modest compared to theThis is due to a range of challenges conditions to distinguish savings simply operating cost of the building, budgetsthat have inhibited adoption. These due to favorable weather from real are often tight and facilities teamstypically include: improvements. Internal data, such as may find it challenging to secure funds• Connectivity and integration: the number of occupants, is similarly for such programs. Real estate leadersThe most immediate challenge lies in needed for meaningful analysis. face the challenge of demonstratingaccessing the data from the existing both cost and sustainability benefits in • Usability: Usability challenges havebuilding management systems. This is their business case. Implementations been a common barrier to adoption,made more difficult by the disparity for small portfolios are harder to justify as many engineers have had limitedof systems, varying ages of the as they lack economies of scale. exposure to advanced analytics tools.assets and different communication Some applications run the risk ofprotocols. Also, as the smart building overwhelming users with too manysolution may be hosted externally, a features, presented via a non-intuitivesecure connection may need to be or unfamiliar user interface. 9
  10. 10. 3Case study:Smart buildings at Microsoft10
  11. 11. 3.1 Microsoft’s As part of this, the firm’s corporate at its corporate headquarters. The headquarters in Redmond, size of its main campus gives amplesustainability objectives in Washington, is being used as a living opportunity for simultaneously testingthe built environment lab to pilot several smart building multiple solutions at scale. The campus solutions in parallel. Microsoft is consists of:Data centers, employee travel working closely with vendors to testand buildings are the top three • 118 buildings with 14.9 million their solutions in a real-life setting,contributors to Microsoft’s overall square feet (1.38 million m2) of while applying a number of Microsoft’scarbon footprint, with buildings office space, approximately half of own products as part of the overallaccounting for nearly 40 percent. As Microsoft’s global real estate portfolio. architecture. One key aim is to allowpart of its efforts on environmental both vendors and Microsoft to improve • 30,000 pieces of mechanicalsustainability, the firm is addressing their technologies for the broader equipment to be maintained.the first two by building energy- market. Some highlights, outcomesefficient data centers8 and promoting • 7 major building management systems and key learnings from this pilotthe use of remote collaboration used by engineers to manage equipment. approach are shared To address the • Average daily consumption of 2environmental impact of its building million kWh of energy, producingportfolio, Microsoft is investing in 3.2 Introducing smart about 280,000 metric tons of carbonthe deployment of new technologies buildings at Microsoft emissions improve performance.9 Beyond Microsoft’s Real Estate and Facilitiescutting its own emission footprint In its initial pilot phase, Microsoft’s organization began its smart buildingand reducing operational expense, smart building project focused on 13 program in 2009 with an initialMicrosoft also sees its role in enabling buildings, representing 2.6 million analysis on how the company andthe IT industry to develop smart square feet (about 240,000 m2) of its partners could use technology tobuilding solutions. The underlying space—about the same floor area as significantly cut energy use in the builtapproach for the company is based the Empire State Building in New York. environment. In the first half of 2011,on its fundamental belief that IT The age of the buildings varies from Microsoft rolled out smart buildingcan help improve efficiency in all over twenty years old to almost new. solutions from three different vendorsareas of energy and resource use. For historic reasons, a variety of 11
  12. 12. Figure 3: Continuous commissioning benefits (illustrative) 100 90 Smart Buildings Enabled OptimizationBuilding Efficiency (%) Continuous Commissioning Effect 80 70 Periodic Retro-commissioning 5 years Building Smart Building Time Constructed Solution Introducedbuilding management systems are in 3.3 Program components Columbia River. Savings in cost andplace, resulting in building engineers carbon emissions achievable byhaving to deal with a multitude of and impacts businesses in other geographic regionsdisparate systems. In its initial phase, Microsoft’s smart may be several multiples higher than building program focuses on the three those on Microsoft’s main campus.Introducing a smart building solution main areas described in Figure 2:that provides an analytical layer Fault detection and diagnosisabove existing building management • Fault detection and diagnosissystems creates a consolidated view of One of the biggest single impacts • Alarm management the program has facilitated is thegranular energy and operational dataacross Microsoft’s building portfolio. • Energy management ability to identify building faults andThis allows buildings to be managed inefficiencies in real-time by analyzing At the time this report was published, the data streams extracted fromholistically through a unified interface, the three solutions being piloted building systems. Most importantly,instead of many disjointed systems (as had introduced new capabilities the software is able to quantifyillustrated in Figure 1). This approach and produced a range of promising wasted energy from each identifieddoes not replace existing building results, but their evaluation fault in terms of dollars per systems, but aggregates was still in progress. Microsoftand complements them with an intends to publish more detailed Previously, issues were typicallyanalytical layer. data in the future. Nevertheless, found through periodic spot checks, the preliminary findings already an approach known as retro- provide useful insights for anyone commissioning. But with 30,000 pieces considering the implementation of equipment on the campus, this is of a smart building solution. a major effort, even if limited to only large HVAC systems. Historically, the It’s worth noting that Microsoft’s firm’s engineers spot-checked about corporate headquarters benefits from one-fifth of the campus each year, very low utility rates and carbon or about 25 buildings. On average, intensity thanks to the abundant a building would thus operate for hydropower supply from the nearby five years before it got inspected12
  13. 13. Figure 4: Illustrative example of fault detection and diagnosis output (simplified)Building Bldg. Cluster Equipment Fault and Diagnosis Priority Estimated Savings*Bldg 58 Cluster E AHU - 012 Leaking chilled water value High $11,291Bldg 58 Cluster E AHU - 003 Damper position fault High $4,782Bldg 53 Cluster E VAV - 022 Over cooling High $2,235Bldg 58 Cluster E CHI - 002 Changes to set points Medium $895- - - - - -- - - - - -- - - - - -Bldg 54 Cluster E VAV - 006 Air temperature sensor failure Low -* Estimated savings potential, expressed an annual cost of wasted energy if not fixed.and tuned again, despite degrading Fault detection also identifies in just one year. Annual energyequipment and potential changes in issues that a conventional building cost savings from continuoususe and occupancy. The saw tooth line management system would miss. One commissioning enabled by automatedin Figure 3 illustrates how building example encountered at Microsoft fault detection alone may thus exceedefficiency declines between retro- was an air handler’s chilled water US$1 million.commissioning efforts. valve with a faulty control code issue. This meant that the valve was always Alarm managementThrough this prior approach, 20 percent open, wasting severalMicrosoft typically achieved energy Microsoft’s existing building thousand dollars in energy. This issuesavings of about 4 million kWh management systems generate was not easily visible before, but theeach year, cutting costs by about hundreds of alarms on a typical day, analytics software was able to detectUS$250,000. Now, the introduction flooding engineers’ email inboxes with it immediately.of automated fault detection and automated notifications. Alarms rangediagnosis provides an entirely As its smart building program evolves from major issues, such as a powernew tool for Microsoft’s building in coming years, Microsoft intends outage, to insignificant messages,engineers, enabling them to identify to quantify the exact benefits of this such as a notification that a self-testand prioritize faults as they occur. continuous commissioning approach. It has started. Figure 5 shows sample is already evident that engineers save statistics of Microsoft’s buildingThe smart building solution provides significant time on inspections and can alarms over a 90-day period.engineers with a table similar to the adopt a highly focused approach tosimplified example in Figure 4, where A key challenge is recognizing the maintaining equipment. The softwareequipment faults are prioritized importance of a given alarm, as well also allows them to detect smallerand the cost of wasted energy is as correlations between messages faults that could have been missedautomatically estimated. Engineers from related events. Interpreting in traditional inspections.can quickly decide which faults these requires deep knowledge of theto address in which order and can Microsoft expects that interventions building infrastructure and occupancy.predict whether the savings justify the equivalent to a full 5-year retro- Errors can lead to issues being missedexpense for labor and spare parts. commissioning cycle for the entire and inadequate prioritization of campus can now be accomplished interventions. 13
  14. 14. Figure 5: Alarms over 90-day period and distribution among equipment types 2 500 Number of Alarms over 90 Day Period 0 5 000 10 000 15 000Number of Alarms per Day 2 000 Fan Coil Unit (FCU) Air Handling Units (AHU) 1 500 Variable Air Volume (VAV) Chilled Water System (CHW) 1 000 Heating Water System (HW) Air Conditioning Unit (ACU) 500 Computer Room Air Conditioner (CRAC) Computer Room Unit (CRU) 0 Other 90 days One example is when a casualty Energy management per employee as a performance scenario occurs, a large-scale failure indicator can be benchmarked across such as a recent substation fire in The third strand in Microsoft’s smart organizational units and observed over Redmond where several Microsoft building rollout affects its ability time. Energy costs can be accurately buildings lost all or partial power. to manage energy consumption broken down by organizational unit While recovering from such a more holistically. With the help of to define ownership and create scenario, alarm noise is excessive a smart building solution, engineers incentives for managers to save and prioritization is very difficult, can optimize building base load, the energy. Grassroots efforts can more with countless notification messages power consumed by the major building effectively educate and motivate being generated by multiple systems systems, such as HVAC or lighting. employees when accurate energy trying to get back to a normal Supported by analytics, they can consumption data is readily available. state. Without any automated tune set points and schedules, isolate For example, Microsoft’s internal grouping and prioritization of alarms, wasteful equipment and address other Sustainability Champion Program10 engineers may miss important opportunities by getting a much better is expected to reduce plug load by alarms and inadvertently delay understanding of energy use and 3-5 percent and will be leveraging the response to an urgent issue. trends across the building portfolio. the smart building solutions Microsoft anticipates that the smart automated reporting features. Furthermore, analyzing thousands of alerts systematically to detect building program will also help The foundation for this is the patterns over time is nearly reduce the company’s plug load – the consolidated repository of building impossible without a smart building electricity consumed by occupants’ and contextual data held by the smart solution. Here, analytics tools help devices – which accounts for about building solution. Once Microsoft engineers identify opportunities the same amount of energy as the has collected several months of for efficiencies and cost savings. building base load. To encourage reliable data for energy management, better habits, Microsoft is planning measures to address both base load to publicize energy consumption and plug load could contribute savings data internally, using dashboards worth millions of dollars. This can that track and compare how much be a significant factor in the overall energy is consumed over time. For business case for smart buildings. example, kilowatt-hours consumed 14
  15. 15. Figure 6: Microsoft’s smart building architecture Microsoft Third Party 1 Building Systems Building Control Energy 2 Enterprise Management Control Data Weather data, etc. Systems Panels Meters Warehouse 3 Smart Building Solution Vendor Middleware Server Cloud-based Smart Building Architecture * 5 Smart Building Solution 4 Cloud-based data exchange: Azure Connect 7 6 Web Interface Operations Center Notify / Dispatch 6 Web Interface Building Engineers* The use of cloud-based architecture varies between the three vendors in Microsoft’s pilot implementation, but most of the elements shown in this high-level viewapply to all of them.3.4 Microsoft’s smart 2. Microsoft’s internal enterprise data provided by the utility. Analytics data warehouse provides a feed of are run by the vendor’s software,building architecture: contextual information, such as applying the rules engine anda technical overview building type and headcount,12 to the algorithms against the collected data middleware server. from multiple sources.The pilot program’s architecture can bebroken down as follows: 3. The middleware server acts as an 6. The output is shared with Microsoft’s aggregator for all on-site data. It also building engineers via an interactive1. Equipment level data is collected houses an Azure Connect endpoint graphical interface accessible via theand either sent directly from the to transmit the data to the relevant web. Single sign-on through Activecontrol panel or from the BMS servers vendor application, hosted off-site.13 Directory Federation Services simplifiesto a middleware server. For some access to the externally hostedbuildings, this is done over an open 4. The Azure Connect service provides solutions. Future plans include mobileprotocol (BACnet). For most buildings, secure data transfer over the cloud. devices as endpoints.a protocol conversion was necessary, It is designed for applications thatwith additional scripting to extract the rely on a hybrid environment of both 7. In the newly established operationsdata.11 Energy meters provide sub- cloud-based and on-premise servers. center, a team reviews the faults andmetered electricity consumption data alarms that have been identified and 5. The vendor’s application collectsthat complements the utility data (see notifies engineers accordingly. The data from Microsoft and aggregatespoint 5 below). center is designed to support locations it with third party weather data and beyond Microsoft’s main campus. building-level electricity consumption 15
  16. 16. Figure 7: Smart building objectives, scope and key design principlesObjectives (Why?) Smart Building Solution Scope (What?) Enabled Activities Fault Detection and Diagnosis Continuous Commissioning Alarm Management Prioritization of Notifications Save Energy and Focus Resources Building Base Load Analysis and Optimization Energy Management Plug Load Benchmarking and DashboardingKey Design Principles (How?) Identify, collect and aggregate Employ industry-leading analytics Present results in a consumable and relevant data to identify savings actionable form Centralize monitoring operations Engage the organization Avoid disruptive change3.5 Key design principles and organizational information. amounts of data enable building For example, among the 45,000 engineers to unlock savings thatof the smart buildings employees14 on the Microsoft main are not addressable with traditionalarchitecture campus, more than 30,000 individual methods. Rules need to be customized office moves can take place in by vendor resources or buildingAs outlined in section 2.4, introducing one year. A daily data feed from engineers that are familiar witha smart building solution does the enterprise data warehouse can the software. Microsoft’s pilotnot come without obstacles. In its automatically keep track of building enabled it to experiment withapproach, Microsoft has emphasized occupancy and other key parameters. three different analytics enginessix design principles to overcome Weather and utility information is and determine what features werethe most common barriers, while gathered from third party providers. most important for its needs.maximizing the program’s impact. This collection of contextualThese principles underpin the smart information is necessary for Present results in a consumablebuilding solution and its objectives. normalizing energy consumption data, and actionable form allowing for a better understandingIdentify, collect and aggregate Smart building solutions can produce of current performance and future very large volumes of complex data.relevant data potential. It also allows for demand To interpret the data, it is importantThe most important data in smart forecasting and management. to have an intuitive and customizablebuilding architecture is collected either user interface that includes visualfrom existing building management Employ industry-leading features, such as editable charts withsystems or directly from installed analytics to identify savings drill-down functionality. Getting thiscontrol panels and energy meters. A smart building solution’s value right can make a major difference inBut to put this data into context, a depends directly on its analytics enabling engineers to quickly identifyrange of additional private and public engine. Algorithms that detect irregularities. For example, by usingdata is also needed. This includes faults, prioritize alarms and identify Microsoft’s Silverlight technologybuilding layouts, occupancy levels, optimization opportunities amid vast or the new HTML5 standard, rich16
  17. 17. browser-based user experiences can Keeping engineers engaged is essential Avoid disruptive changebe created that work across multiple to a smart building deployment,devices. This can provide engineers especially during an introductory As an additional analytics layer ratherwith user-friendly access to critical phase, when the analytics engine is than a replacement of an existinginformation wherever they are, on PCs being fine-tuned. For smaller firms, system, a smart building solutionand mobile devices. a remote monitoring provider that constitutes a low-risk IT project with communicates directly with on-site little disruption to ongoing business.Centralize monitoring operations engineers can be an alternative. Given its cross-organizational nature, smart building programsA key implementation challenge is thefact that building engineers often lack Engage the organization need strong project management functions and executive buy-in. Newthe time to familiarize themselves with One aim of a smart building program tools come with a learning curveanalytics tools and make use of them should be to influence occupant requiring training and expectationin their daily routine. For large-scale behavior, by providing employees and management. With appropriatedeployments, one solution is to set other stakeholders with information change management efforts, theup a central operations center that about their energy footprint. Visual adoption of the new toolset can beconnects to engineers via their PCs benchmarks or graphical renderings accelerated and processes adjusted.and mobile devices. In this center, showing consumption trends help Running an extensive pilot programdedicated employees monitor the make such metrics understandable helped Microsoft’s organizationswhole real estate portfolio, finding for employees and management, and get familiar with the technologicaland prioritizing faults and dispatching drive behavior change. Microsoft and operational aspects of smartbuilding engineers accordingly. This uses SharePoint to publish metrics buildings prior to full less disruptive to the engineers’ internally, allowing tailored dashboardsrole, and adds value by focusing their for specific user groups.attention on high-priority issues. 17
  18. 18. 4Future smart building opportunities18
  19. 19. 4.1 A cloud-based 4.2 Automation and 4.3 Integration withapproach real-time analytics utilities and cityCloud computing is set to transform We anticipate that the next generation infrastructureinformation technology, by making of smart building solutions will allow With increasing adoption ofthird party applications readily organizations to automatically adjust smart building solutions, the builtavailable as a service over the internet. building controls based on real-time environment will achieve newFor smart building solutions, this will data. For example, by monitoring the efficiencies in energy use anddeliver several benefits: security badge access information for improvements in occupant comfort. a building (as a proxy for the number• Accessibility: Aggregating and But this is only part of the story. of employees present), HVAC systemsanalyzing data from disparate sources Electricity grids are being upgraded could be automatically adjusted tois at the core of any smart building with intelligent controls and two-way account for increased or decreasedsolution. The cloud is ideally suited communication. As individual nodes of conditioning requirements. As anto providing a universally available the smart grid, buildings will become alternative, location and presenceplatform for managing building active participants in managing energy data from laptops or mobile phonesdata mashed up with contextual demand and supply in a connected could be used. Such solutions willinformation and made accessible environment that includes power rely on real-time analytics applied tofor a variety of users and devices. plants, transmission infrastructure incoming data streams, along with and even electric vehicles.• Scalability: With thousands of complex event processing, to executesensors and controls, modern buildings automated adjustments to building For example, if a substantial sharegenerate large volumes of data. controls. Microsoft StreamInsight, of Microsoft’s employees were toMicrosoft’s main campus generates a component of the SQL Server use electric cars that are pluggedabout half a billion data records per software, can accomplish this task and in during the day, the campus couldday from two million data points across is part of one pilot vendor’s solution. use the combined battery capacity118 buildings. As the data volume to lower peak demand drawn from Future tools might even use machineand diversity of sources increases, a the utility at certain times during learning to optimize algorithmscloud-based architecture provides the the day.17 Likewise, demand response over time, realizing even greaterscalability required to process massive technology18 can be used to shed energy savings. For example,volumes of data at an affordable cost. loads in buildings when electricity statistical analysis, simulation andAbundant computing power allows consumption peaks, saving cost for predictive modeling can be appliedcomplex modeling, such as correlating utilities and building managers. to determine how many chillersexternal temperature, cloud cover, need to be turned on, based on As buildings become increasinglyand wind conditions with building forecast occupancy levels and outside networked, they play a crucial roleaccess activity to refine heating, air weather conditions. Researchers in the development of energy-smartconditioning and lighting patterns. are also working on solutions that cities that unify the concepts of• Ease of deployment: Cloud shape electricity demand curves of resource management and informationtechnology can provide a secure and HVAC systems by using buildings technology on a municipal level.19 Auncomplicated connection between as a form of energy storage and corporate campus like Microsoft’soff-site servers and on-site equipment. applying complex algorithms to can serve as a test-bed for manyWith Microsoft’s Azure Connect the optimize energy consumption technologies that will shape theIT team was able to exchange data through the course of the day.16 sustainable cities of the future.with the vendor solutions withinminutes, avoiding the complexitiesassociated with setting up a VPN.15Once connected, the cloud’s elasticcapacity enables vendors to serve newcustomers and increase the number ofbuildings managed without installingphysical servers.For two of the three vendors thatare part of Microsoft’s pilot, thecloud already plays an essentialpart in enabling a secure dataexchange through Azure Connect.One of them hosts its solution ona public cloud, while the others arecurrently hosted on the vendor’spremises and at Microsoft. 19
  20. 20. 5ConclusionAggregated data and principles. Most importantly, passenger vehicles.21 The relatedpowerful analytics that add the underlying technologies are electricity cost savings amount“intelligence” to existing now more widely available and to US$20-25 billion.22 Quitebuilding infrastructure have the easier to implement. By sharing simply, firms seeking to enhancepotential to transform the way its experience with the public, their bottom line need look noin which companies manage Microsoft hopes to contribute to further than the offices they’reenergy across their real estate the evolution of the technology sitting in.portfolio. In particular, building and encourage other companiesengineers can be empowered to implement programsto take a more targeted, data- of their own.driven approach to their work The potential for informationwhile automation improves technology to improve buildingtheir productivity. This delivers energy efficiency is huge. Thesubstantial cost savings, while Global eSustainability Initiativehelping firms achieve carbon (GeSI)20, a consortium ofreduction targets with relatively leading high-tech companies,low capital investments. estimates that smart buildingMicrosoft’s smart buildings technology has the potential topilot program shows that reduce carbon emissions in thewhile various adoption barriers US by 130-190 million tons ofremain, these can be overcome CO2 – equivalent to the annualby following a set of key design emissions of about 30 million20
  21. 21. 21
  22. 22. 6AppendixAbout Microsoft Accenture Smart Building Solutions Microsoft Project Sponsors (as part of Accenture Sustainability and ContributorsFounded in 1975, Microsoft is the Services) enables commercial buildingworldwide leader in software, services, owners to cost-effectively reduce Darrell Smithand solutions that help people and energy usage and improve occupant Senior Operations Manager,businesses realize their full potential. comfort by managing and analyzing Real Estate & FacilitiesWith 90,000 employees across data to drive operational efficiency.its business divisions and global The Accenture Real Estate Solutions Josh Henretigsubsidiaries, the company generated practice helps organizations optimize Director, Environmental Sustainabilityrevenues of US$ 69.9 billion for the their real estate portfolios and Jay Pittengerfiscal year ended June 30, 2011. Its leverage their significant investment Senior Director, Real Estate & Facilitieshome page is in space to support broader business Rob Bernard goals and objectives.Microsoft’s Real Estate & Facilities Chief Environmental Strategistorganization is responsible for About Lawrence Berkeleyplanning, delivery and operations of Accenture Authors and National LaboratoryMicrosoft’s worldwide real estate Key Contributorsportfolio, which comprises 33 million Berkeley Lab is a U.S. Department ofsquare feet (3.1 million m2) and over Andri Kofmehl Energy (DOE) national laboratory that600 facilities across 110 countries. Senior Manager, Strategy & conducts a wide variety of unclassified Sustainability scientific research for DOE’s OfficeAbout Accenture of Science. Located in Berkeley, Abigail Levine California, Berkeley Lab is managed by Senior Manager, Real Estate SolutionsAccenture is a global management the University of California, and theconsulting, technology services Gregory Falco director is Dr. Paul Alivisatos. Berkeleyand outsourcing company, with Consultant, Smart Building Solutions Lab has a total of 4,200 employees,approximately 236,000 people serving Kreg Schmidt including 1,685 scientists and 475clients in more than 120 countries. Senior Executive, Smart Building postdoctoral fellows. Its budget forCombining unparalleled experience, Solutions fiscal year 2011 is US$853 million.comprehensive capabilities across allindustries and business functions, Berkeley Labs Environmental Energy Lawrence Berkeley Nationaland extensive research on the world’s Technologies Division performs Laboratory Contributorsmost successful companies, Accenture research and development leading tocollaborates with clients to help better energy technologies that reduce Jessica Grandersonthem become high-performance adverse energy-related environmental Research Scientistbusinesses and governments. The impacts. Researchers in the Division’s Mary Ann Piettecompany generated net revenues Building Technologies Department Staff Scientist and Deputy of theof US$25.5 billion for the fiscal work closely with industry to develop Building Technologies Departmentyear ended Aug. 31, 2011. Its home efficient technologies for buildingspage is that increase energy efficiency, and improve the comfort, health and safety of building occupants.22
  23. 23. References 13 One of the three pilot software solutions is hosted on Microsoft’s premises, whereas1 Business case numbers for the deployment the other two are hosted off-site. The across all buildings of Microsoft’s main on-premise solution does not use Azure campus, based on actual data from the Connect as data is not transmitted pilot phase. The cost of deployment outside Microsoft. correlates with the number of buildings, so 14 Including on-site vendor resources. for smaller deployments, the percentage may stay in a similar range. For the payback 15 Virtual Private Network. period, the time required for installation, 16 Research rock star: Efficiency star, testing and tuning has been factored in, Coloradobiz, 2011. otherwise it could be less than one year. 17 Microsoft’s corporate headquarters already2 Energy Efficiency in Buildings, World has a large fleet of company-operated Business Council for Sustainable hybrid cars to transport employees between Development, August 2009. buildings on campus. The company recently3 ENERGY STAR and other climate protection started installing charging stations for partnerships, 2009 annual report, US employee-owned electric vehicles. Environmental Protection Agency, 18 Berkeley Lab Demand Response Research December 2010. Center, Commercial Buildings Energy Consumption 19 The central role of cloud computing Survey, Energy Information Administration, in making cities energy-smart, December 2006. Microsoft, 2011.5 Building energy information systems: user 20 GeSI counts more than 30 leading IT case studies, Springerlink, Granderson, et and communications companies among al, May 2010. its members, including Microsoft. More6 Monitoring-Based Commissioning: information available at Benchmarking Analysis of 24 UC/CSU/IOU 21 SMART 2020: Enabling the low carbon Projects, Mills and Mathew, June 2009. economy in the information age, United7 Accenture Smart Building Solutions (ASBS) States Report Addendum, GeSI, 2008. is part of Accenture’s Sustainability 22 Greenhouse Gas Equivalencies Calculator, Services group. US Environmental Protection Agency.8 A Holistic Approach to Energy Efficiency in Datacenters, Microsoft, 2010.9 New workplace models constitute another strategy Microsoft employs to optimize its real estate footprint.10 As of 2011, Microsoft’s Sustainability Champions program included over 430 employees working in 73 different buildings across the main campus. Its objective is to reduce the company’s environmental impact through employee engagement. Newsletters, events, training, “green bag” lunches and monthly building energy consumption reports by floor or wing are the key elements aimed at reducing employee-controlled electricity consumption.11 For example, engineers collaborated with Siemens to convert data from the proprietary Apogee format.12 Additional data elements include square footage, floors, types of rooms, location, and whether a building is owned or leased. 23
  24. 24. Copyright © 2011 AccentureAll rights reserved.Accenture, its logo, andHigh Performance Deliveredare trademarks of Accenture.11-2061 / 11-3867